48b, Balmoral Road, Watford, WD24 4EP

48b is a two-bedroom semi-detached house in Watford (WD24 4EP). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band B. At 53 m² this is the 2nd smallest of 19 units on EPC record in the building, where floor areas span 15–145 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (September 2019) shows a C (score 73). The rating has held steady at C across 2 certificates since January 2009. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Good to Very Poor.

Held since September 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2003–2007, sale prices on this property compounded at 7.5% per year. Today's modelled estimate of £303,000 sits 52.6% above the 2007 sale of £198,500. On a £-per-square-foot basis, the last sale (£348/sq ft) was about 59.6% above the typical sold price in the postcode. At 53 m² it sits well below the postcode median (88 m² across 18 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 72% of similar EPCs).